New House Warranty in Indonesia: How to Claim Developer Defects in Bekasi

Within the first six months of living in a new cluster house in Bekasi, a predictable set of complaints surfaces in residents' WhatsApp groups: damp walls after sustained rain, bathroom waterproofing that wasn't fully sealed, hairline cracks in the plaster. These aren't unusual for new construction — what is unusual is how many residents end up paying to fix them out of pocket when they didn't have to.

Indonesian housing law establishes clear developer obligations for construction defects. The problem isn't the law — it's that buyers rarely know the procedure well enough to use it before the warranty window closes.

The legal basis: UU No. 1 Tahun 2011

Indonesia's Housing and Settlement Law (UU No. 1 Tahun 2011) places the burden of construction defect liability squarely on the developer. Article 135 establishes that developers are responsible for damage and defects resulting from construction errors. The warranty period for structural elements — columns, beams, foundation, concrete slabs — extends up to 10 years.

For non-structural defects (roof leaks, surface cracking, bathroom waterproofing, plumbing systems), the standard warranty period written into most PPJB (Perjanjian Pengikatan Jual Beli — the preliminary sale-purchase agreement) is 12 months from handover. That's the clause buyers should locate and read in their PPJB documents.

Three defect types that account for most claims

Roof leaks — consistently the most reported issue, typically appearing at flashings, gutters, or ridge joints. Often discovered only after the first heavy rain, which in Bekasi can occur any time of year.

Wall seepage — usually at areas adjacent to upstairs bathrooms, or on exterior walls facing west. Typically caused by incomplete waterproofing or inadequate joint sealing at the construction stage.

Surface cracking — hairline cracks in plaster or paint appearing 3–6 months after handover as new materials settle. These are non-structural and are classified separately from structural cracks, which carry a different (longer) warranty obligation.

The four-step claim procedure

Step 1 — Document before touching anything

Photograph and video the damage in detail as soon as it's found. Include wide shots showing location context, close-ups of the defect itself, and file metadata showing the date. Do not make any repairs before submitting a written report. If the developer's team sees evidence of prior repair work, they can argue the damage was caused by the resident's own modifications.

Step 2 — Submit written notice to the developer

Send a written report (WhatsApp to the official marketing number with read receipts, or a physical letter for stronger standing) identifying the unit number, handover date, defect description, and a request for repair within a specified timeframe. Keep all proof of delivery and responses.

Step 3 — Request a Damage Report document (Berita Acara Kerusakan)

When the developer's technician visits for inspection, request that they complete and sign a Berita Acara Kerusakan (BAK) — a formal damage record noting the type of defect, probable cause, and estimated repair timeline. This document is critical if a dispute arises later.

Step 4 — Escalate if there's no response

If 14 days pass without a concrete response, send a second notice explicitly referencing the PPJB warranty clause. If that also goes unanswered, Badan Penyelesaian Sengketa Konsumen (BPSK) — Bekasi's Consumer Dispute Settlement Agency — provides a free formal complaint channel.

What falls outside the warranty

• Damage caused by resident modifications (structural drilling, unauthorized plumbing changes)
• Natural disaster damage (flooding, earthquake) — covered by property insurance, not construction warranty
• Normal wear: paint fading over two years of use, worn hinges, dried rubber door seals